This is risky for the wholesaler, and likely violates the rules of the MLS and the TN legal authority for the broker.   

my most recent renewals were 4.25% & 4.35% on 5 year locks so round 2 of 3 total renewals my rate and debt risk is very low, so long term doesnt make sense.   

I have cash invested in many different assets, some “safe” some risky.

Yes, this is discussed and argued on a daily basis.A couple things to remember:Most Landlords will never be sued;If a Landlord is sued, most of them will not be found at fault;If you are found at fault, the average payout will be covered by your insurer.I have never been able to find hard numbers, but the risk is very low.

I might add cheaper does not mean value.I have now live in Greenville, SC where the price delta is large.Investing is a fine line proposition.

Seems to be a little risky, as I don't see most properties cash flowing here, unless you are house hacking or renting by the room.

Certainly don't give up... but maybe change your criteria and keep an eye out for something a little bit more safe for your first house-hack because having a stable foundation in a real estate portfolio is the real path to success in investment... risky purchases with big rewards might seem like a good way to start investing... but unless you have a lot of experience and cash in the bank, its just glorified gambling in my opinion.  

That is risky territory and you will be 100% leveraged. 

Your first deal will always feel risky, IMO.  

I understand we are young and it's risky renting to teenagers and I honestly don't know if I would, but knowing that if someone is desperate and can't find a place to live, I would not raise the rent; ill just be hurting them more.